I am getting a offer of a home loan from Santander. I intend to employ the services of a Licensed Conveyancer in Bourne End. Does the Santander Solicitor panel allow for Licensed Conveyancers?
The Santander approved solicitor list is, like many other lenders, represented by the CML or BSA, open to Licensed Conveyancers regulated by the Council of Licensed Conveyancers.
I happen to be the only recipient of my late father’s will with all property in now in my sole name, including the house in Bourne End. Conveyancing formalities meant that the Land Registry date was in May. I plan to dispose of the house. I do know about the Mortgage Lenders six month 'rule', which means that my property ownership will be considered the same way as though I had purchased the property in May. Do I have to wait 6 months to sell?
The Council of Mortgage Lenders’ handbook mandates solicitors to: "report to us immediately if the owner or registered proprietor has been registered for less than six months." Technically you could be caught by that. How practical a view mortgage companies take of it, depend on the lender as this provision chiefly exists to identify the purchase and immediately sell or the quick reselling of property.
Is it correct that all Bourne End CQS (Conveyancing Quality Scheme) solicitors are on the Co-operative conveyancing list of approved solicitors?
Some major banks and building societies now utilise the accreditation scheme as the kick off point for Panel membership such as HSBC and Santander. The Law Society’s CQS accreditation however gives no guarantee to lender panel acceptance. Nevertheless,the Council of Mortgage Lenders have indicated that it is likely to become a pre-requisite for firms wishing to join their approved list of firms.
My partner and I have arranged the release of further funds on our home loan from Co-operative as we want to conduct improvements to our house in Bourne End. Do we need to select a nearby Bourne End solicitor on the Co-operative conveyancing panel to deal with the legals?
Co-operative don't usually require firms on their conveyancing panel to deal with the formalities. If they do require any legal work then you would need to ensure that such a lawyer was on the Co-operative list.
I am intent on selling our house in Bourne End and according to the buyers it appears that there is a risk of it being built land that was not decontaminated. Any local conveyancer would know that there is no such problem. It does beg the question why the buyers used a nationwide conveyancing outfit rather than a conveyancing solicitor in Bourne End. We have lived in Bourne End for 4 years we know of no issue. Should we contact our local Authority to seek clarification that there is no issue.
It would appear that you have a conveyancing lawyer already. What do they say? You must check with your lawyer before you do anything. It is very possible that once the local authority has been informed of a potential issue it cannot be insured against (a bit like being diagnosed with a serious illness and then taking out life insurance to cover that same sickness)
Are there restrictive covenants that are commonly picked up as part of conveyancing in Bourne End?
Covenants that are restrictive in nature can be picked up when reviewing land registry title as part of the legal transfer of property in Bourne End. An 1874 stipulation that was seen was ‘The houses to be erected on the estate are each to be of a uniform elevation in accordance with the drawings to be prepared or approved by the vendor’s surveyor…’
Having had my offer accepted I require leasehold conveyancing in Bourne End. Before diving in I would like to find out the remaining lease term.
Assuming the lease is recorded at the land registry - and 99.9% are in Bourne End - then the leasehold title will always include the basic details of the lease, namely the date; the term; and the original parties. From a conveyancing perspective such details then enable any prospective buyer and lender to confirm that any lease they are looking at is the one relevant to that title. For any other purpose, such as confirming how long the term was granted for and calculating what is left, then the register should be sufficient on it's own.
Leasehold Conveyancing in Bourne End - Examples of Queries before Purchasing
-
Generally speaking the cost for major works tend not to be included within maintenance charges, although some managing agents in Bourne End require leasehold owners to pay into a reserve fund created for the specific intention of building a fund for larger repairs or maintenance. How many of the leaseholders are in arrears for their maintenance charge payments? Does the lease have more than 80 years left?
We are in the process of buying a apartment in Bourne End. Could our lawyer have the amount we are are buying for private from sites such as Rightmove. what can I do to make sure this is not disclosed?
The Land Registry are legally obliged to disclose price paid data on the official title for residential properties nationwide including premises in Bourne End. The register of title is an open document, so the Land Registry would be breaching their statutory obligations if they did not grant access to the register.
You can ask HMLR to withhold the price paid data but the response will be a No.